All Forum Posts by: Andrew Postell

@Tristan Thomas you won't find a lot of fans of the 203(k) loan here. It's not as easy to get as a Hard Money Loan but it still has it's benefits. There is a LOT of information on these loans but I'll keep it brief for time. First, you must occupy this property. The 203(k) loan is an FHA loan, which requires you live in one of the units. What you should be looking for in your own private residence might be out of the scope for this discussion but I can comment on the other items. The 203(k) loan has 2 types - streamline and full. Both the streamline and full 203(k) types will require that all contractors and subs be approved before work begins and no sub or contractor can be related to the borrower (you). The streamline version is limited to $35k in repairs with no structural repair work allowed. The full version can go significantly higher but no "luxury" items and no pool installation allowed. You can do $1500 in pool repair with the full version. So if you find a property that needs one type over the other make sure your lender can offer either type. It's weird but some lenders only offer one of these types. Also, conventional loans have their own renovation loan. Those you can add a pool and luxury items and you don't have to live in it. However, the conventional renovation loans are so complicated that I would highly encourage you to use hard money over the conventional loan if possible. So, if you were to live in the home, then hard money would be out. Hope this helps!

@Kuba F. excellent feedback. @Account Closed I start at 6% selling costs at a minimum.  That would be $12k on this deal.  All of Kuba's points are dead on.  There's still good room for profit in this property.  Good luck with the offer.

@DAmien Fried thank you for that explanation. If this was a commercial property my response would be very different. This might sound strange but a lot of lenders have a hard time making money on small loans (keep in mind some cars cost more than what this mortgage will be) so you'll have to find a lender that doesn't have a minimum loan limit. We are out there but you have to look for us. It took me a while networking with other investors to find a Hard Money Lender that lends on the loan amount you are talking about so it might be even harder to find them but they also exist. So if you can use a HML to finance the renovations just make sure you have a bank that can refinance out of that loan for you. I'm working under the assumption that you can qualify for a conventional loan though. It would be even harder to find a portfolio lender who lends on that small of an amount.  Keep in mind that it takes a while to date people to find the perfect spouse.  It might take a while to try on shoes or pants to find the perfect pair.  It might take some trying out of banks to find the perfect bank but stay with it!  If you want to talk this through at all then private message me.  I may be able to point you in the direction of a lender.  Hope this helps!

@Robin Valadares I think I'm missing something entirely here or maybe I just don't understand the market in Ontario but a $34 a month cash flow sounds insane! Your best cash flow option is $112 per month? What if ANYTHING goes wrong. As in, what if that interest rate increases?? Or taxes increase next year? Or the renter clogs the toilet? Or ANYTHING! Does your CAP EX including a monthly maintenance figure in it? I can't say I'm the end all expert to this stuff but I've never had a single investor give me numbers like this before and tell me that they were seriously considering going forward. If you've got something else to share to help us better understand these figures please share but one service call in a year could wipe out all the profits you have on this deal and I would caution you against moving forward.

@Becca Tew there's a few blanks in your description here but I think I have most of the general ideas.  If you are buying a rental property a bank may have an "overlay" - an extra rule that they add to be more conservative - for your loan type.  A conventional loan can use rental income on a property.  Even if you don't have history of rental income on your tax returns.  That rule is for a purchase.  If you buy this home with hard money and want to refinance out of the hard money then you will need an executed lease to refinance into a conventional loan.  The renter doesn't have to move in yet, just have an executed lease (meaning it needs to be signed and the security deposit is made into your account).  You will still need income, credit, and assets for a conventional loan though (and by income I mean a 2 year history of the field you are in).  So if that doesn't apply you should seek portfolio lending.  I have several portfolio loans that ignore income entirely.  One type just goes off the cash flow of the property. So portfolio loans are out there.  If you need more information just private message me but seek out a lender that knows investment property transactions, has portfolio loans, or conventional loans with no overlays...or at least the overlays that wouldn't disqualify you from rental income.  Hope this helps.

@Greg Rose the 7 actions steps sound right. As far as the LLC goes, what does it matter if you pay yourself a salary from the LLC? What purpose is it to you? Your LLC will go under your schedule C in your personal tax returns and be taxed in the normal fashion. Your property will likely be listed in your Schedule E and taxed in the normal fashion. If you pay yourself from your LLC then you'll generate a W2 or 1099....which means you just made an extra step in the process. It all gets taxed in the same manner. I would certainly consult a tax professional on this. Maybe you are thinking of taking withdrawals in a formal manner for business structuring purposes? I was assuming the "We" means your significant other but if it is a partner outside of marriage there could be some reasoning to have proper paperwork for it. Consult a tax professional specifically.

@Dorian Moore yes, you have the right to receive your appraisal.  Yes, you have the right to contest your appraisal formally.  And yes, you also have the right to fire this bank as they are obviously a sub-par lender.  Don't get caught up in being "right" here.  You learned that this bank is terrible and you didn't have to be in a loan for 30 years with them.  Count that as a blessing and go to someone else!

@Ted Win I will confer what @Russell Brazil stated. An FHA appraisal will be very specific on what needs to be repaired before closing on the transaction. On an FHA loan the appraisal acts as a level of protection similar to the inspection. If the appraisal comes back and it's not possible to address all of the repairs you are entitled to receive your earnest money back. You "lost" your money on the appraisal since you paid for it up front but hopefully it will tell you which direction to go.

@DAmien Fried help us out with describing what type of loan you are looking at.  Is it a commercial loan?  Hard Money Loan?  Is it for a Single Family Property?  Apartment complex? Any additional details you can provide will help us in our recommendations.  Thanks!

@Immanuel Sibero your question is a little outside of my scope of expertise.  I would suggest to ask it as a different topic under a different forum area to get better responses.  That way we aren't taking over Mr. Pascual's post here.